Unlock Equity Without Disturbing Your First Charge
Second Charge Bridging
A second charge sits behind your existing mortgage or loan, letting you raise additional capital without refinancing your entire facility. No need to redeem your first charge, no early repayment penalties on your existing deal, no waiting for a full remortgage. We arrange second charge bridging from lenders who specialise in these structures — with decisions in hours and completion in days.
£250k – £25m+
Loan Size
1 – 18 months
Typical Term
Up to 70% LTV (combined)
Typical LTV
Key Features
What We Offer
Keep your existing first charge in place
No need to redeem or refinance your current mortgage, BTL loan, or commercial facility. The second charge sits behind it.
Raise capital without full refinance
Avoid the cost, delays, and early repayment charges of refinancing your entire facility. Borrow additional funds against the equity you already have.
Competitive rates from specialist lenders
We access second charge products from lenders who understand the structure — not high-street banks who won't consider it.
Works alongside BTL mortgages, commercial loans, and development facilities
Whatever your existing first charge, we find second charge lenders comfortable sitting behind it.
No early repayment charges on most products
Repay when your exit is ready — whether that's a refinance, sale, or capital event. No penalties for settling early on most products.
Decisions in hours — completion in days
Second charges can complete quickly. We secure terms fast and work with solicitors experienced in dual-charge structures.
Ideal For
Common Scenarios
Deposit for a New Purchase
Your equity is locked in an existing portfolio and you need deposit funds fast. A second charge releases capital without refinancing the underlying asset.
Refurbishment Funding
Your existing mortgage is in place on a property that needs renovation works. A second charge provides the additional capital to fund the refurbishment without disturbing the first charge.
Business Capital
Raise working capital against commercial property you already own. Keep your existing facility in place and unlock equity through a second charge.
Bridging the Gap
Your first charge lender won't lend enough for what you need. A second charge tops up the shortfall, giving you the full funding to proceed.
Typical Costs
What You'll Pay
Every deal is different, but here's what to budget for on a typical second charge bridging facility. Use our calculator to estimate total costs for your specific deal.
Interest Rate
0.55–0.95% per month (modest premium over first charge), rolled up.
Arrangement Fee
1.5–2% of the gross loan. Can be added to the facility or paid on completion.
Valuation Fee
£500–£3,000+ depending on property value. Paid directly to the surveyor.
Legal Fees
£2,500–£5,000+ including Land Registry second charge registration.
First Charge Consent
Process managed by us. Some first charge lenders charge a small admin fee.
Exit Fee
0–1% of the loan.
Broker Fee
Our fee is typically 1% of the net loan, payable on completion. No upfront fees.
Typical Costs
What You'll Pay
Every deal is different, but here's what to budget for on a typical second charge bridging facility. Use our calculator to estimate total costs for your specific deal.
Interest Rate
0.55–0.95% per month (modest premium over first charge), rolled up.
Arrangement Fee
1.5–2% of the gross loan. Can be added to the facility or paid on completion.
Valuation Fee
£500–£3,000+ depending on property value. Paid directly to the surveyor.
Legal Fees
£2,500–£5,000+ including Land Registry second charge registration.
First Charge Consent
Process managed by us. Some first charge lenders charge a small admin fee.
Exit Fee
0–1% of the loan.
Broker Fee
Our fee is typically 1% of the net loan, payable on completion. No upfront fees.
How It Works
From Enquiry to Completion
Assess the Existing Charge
We review your existing first charge — the lender, outstanding balance, terms, and remaining equity. This tells us exactly how much additional capital can be raised via a second charge and which lenders will be comfortable sitting behind your current facility.
Secure Terms from a Specialist Lender
Second charges require lenders experienced in dual-charge structures. We approach those who understand the risk profile and can issue terms quickly — typically within 24 hours. The first charge lender will need to consent to the second charge, and we manage that process for you.
Legal Work and Drawdown
Your solicitor registers the second charge at the Land Registry behind the existing first charge. Once the legal work completes, funds are drawn down — typically within 2–3 weeks of the initial enquiry. Your existing facility remains completely undisturbed.
Who Is This For?
Ideal Borrower Profiles
Investors Needing Deposit Funds
Your capital is tied up in existing properties with low-rate first charge mortgages. A second charge releases equity for a deposit on a new acquisition without triggering early repayment charges on the existing loan.
Landlords Funding Refurbishments
You own a property that needs renovation but your existing mortgage will not stretch to cover the works. A second charge provides the refurbishment capital while your first charge stays exactly where it is.
Business Owners Raising Working Capital
You own commercial property with equity but do not want to refinance an existing facility that has favourable terms. A second charge unlocks that equity for business purposes — stock, payroll, expansion, or opportunity acquisition.
Borrowers Topping Up Insufficient First Charges
Your first charge lender will not advance enough for what you need. Rather than seeking a completely new facility, a second charge tops up the shortfall so you can proceed with the full amount required.
Typical Costs
What You’ll Pay
Every deal is different, but here’s what to budget for on a typical second charge bridging facility. Use our calculator to estimate total costs for your specific deal.
Interest
0.55–0.95% per month, rolled up (modest premium over first charge)
Arrangement Fee
1.5–2% of gross loan
Valuation
£500–£3,000+
Legal Fees
£2,500–£5,000+ (includes Land Registry second charge registration)
First Charge Lender Consent
Process managed by us — some lenders charge a small admin fee
Exit Fee
0–1%
Broker Fee
1% of net loan
Common Questions
Second Charge FAQs
Does my first charge lender need to approve the second charge?
What LTV can I achieve with a combined first and second charge?
Are second charge rates higher than first charge rates?
Can I take a second charge on a property with a BTL mortgage?
How is the second charge repaid?
How long does it take to get first charge consent?
Can I take a second charge on a commercial property?
Is there a minimum equity requirement?
How long does it take to get first charge consent?
Can I take a second charge on a commercial property?
Is there a minimum equity requirement?
Related Products
You Might Also Need
Capital Raising
Release equity from your property for any purpose. If a full refinance is an option, capital raising may offer better terms than a second charge.
Refinance
Replace your existing facility entirely with better terms, a longer term, or a more competitive rate. Sometimes a full refinance is more efficient than layering a second charge.
Commercial Bridging
First charge short-term finance for commercial property acquisitions, from offices and retail to industrial and mixed-use assets.
Real Results
Deals We've Structured
Ready to Discuss Your Project?
Get an indicative quote or arrange a call with a specialist. If we can respond immediately we will, otherwise within 2 hours during business hours.